Airbnb's 15.5% host fee: what UK hosts need to check now
Most Airbnb hosts, including in the UK, now pay a single 15.5% service fee, taken from their payout, instead of the old split between host and guest. If you raised your prices to match, guests pay about the same and you earn about the same. If you didn't, every new booking pays you less than before.
What changed with Airbnb's fees?
Under the old split fee, most hosts paid a 3% host fee and guests paid a separate service fee on top of the price you set. In Airbnb's example, a £100 listing showed guests £115, and the host received £97.
Under the single fee, Airbnb takes 15.5% from the host and guests see the price you set with no Airbnb fee added. Airbnb says the figure is based on its global average service fees. Most hosts pay 15.5%, and a minority pay between 14% and 16%.
Did UK hosts have to do anything?
Yes. Airbnb gave hosts living outside the European Economic Area, which includes the UK, until 15 September 2026 to adjust their prices with its one-time price tool. Hosts using property management or channel management software who hadn't switched yet were moved over on 13 October 2026.
Once you're on the single fee, you can't switch back.
How much less do you earn if you didn't adjust?
Here's Airbnb's own example:
| Your nightly price | What guests see | What you earn |
|---|---|---|
| £100 under the old split fee | £115 | £97 |
| £115 under the single fee (adjusted) | £115 | £97 |
| £100 under the single fee (not adjusted) | £100 | £84.50 |
That's £12.50 less per £100 night. It only affects new bookings: anything booked before your account switched keeps the old fees, even if the stay is next year.
If you're not VAT-registered, Airbnb's tool also adds VAT on its fee. In its example, a £100 price becomes £119, and you receive £97.60. If you're VAT-registered and account for VAT yourself, the tool leaves VAT out. Speak to an accountant if you're unsure which applies to you.
Exactly what to do if you haven't updated your prices yet
1. Look for Airbnb's price adjustment tool. It's a one-off tool that raises the prices and fees on all your listings at once, for the next two years of your calendar. It's for hosts who don't use property management software, and only the listing owner's account can use it, not a co-host. Airbnb says it stays available "for a limited time" after you switch to the single fee, but gives no end date, so check your Pricing settings to see if it's still there.
2. If it isn't, raise your prices by hand. This matters most if you set prices earlier in the year from market research under the old split fee, for example when kitting out your first Airbnb. Divide what you want to receive by 0.845 (1 minus 15.5%). Do it for your nightly price and your cleaning fee.
| You want to receive | Charge | Increase |
|---|---|---|
| £97 a night (what £100 paid under the old 3% fee) | £114.79 | +14.8% |
| £100 a night | £118.34 | +18.3% |
| £60 for cleaning (example only) | £71.01 | +18.3% |
The "about 18%" many hosts remember gets you a full £100. Keeping your old £97 payout needs just under 15%.
Not everyone pays 15.5%: Airbnb says other hosts typically pay 14% to 16%, without saying who. Check the fee on a recent booking's price breakdown and divide by 1 minus your own fee (0.86 for 14%). These sums leave out VAT on Airbnb's fee, which applies if you're not VAT-registered.
Five things to check on your listing this week
- Your nightly prices. Compare a recent booking's payout with one from before the switch. If guests now pay less than before and your payout has dropped too, your prices probably weren't adjusted.
- Your cleaning fee. The 15.5% now applies to the cleaning fee and any other fees you add, such as pet or extra guest fees. If your cleaning fee was set to match exactly what your cleaner charges, check it still covers the clean.
- Discounts and promotions. Airbnb asks hosts to double-check that discounts and promotions still look right after adjusting.
- Your pricing software. If you use a channel manager or dynamic pricing tool, make sure its base and minimum prices reflect the new fee, so it doesn't push prices back down.
- Who makes the change. Airbnb's one-time adjustment can't be made by a co-host. If someone co-hosts for you, the owner's account has to do it.
Why it matters most in Bath, Bristol and Cardiff right now
Some big local dates are coming up, and an unadjusted price on a high-demand night costs you more in pounds:
- Bath: the Christmas Market runs from Thursday 26 November to Sunday 13 December 2026.
- Cardiff: Wales play New Zealand at Principality Stadium on Saturday 14 November 2026.
- Bristol: Bristol Light Festival returns from 18 to 27 February 2027, subject to licensing.
If you take bookings for these dates early, an unadjusted price gets locked in for the stay. Check your calendar for these weekends first.
How does a management fee work on top of this?
At Occupaid, our fee is 20% of your payout after platform fees, and the cleaning fee is paid by guests, not taken from your income. So on a £97 payout, our fee is £19.40. There's also a one-off £300 set-up fee per property, and no long-term lock-in.
If you'd like us to look at your listing's prices under the new fee, see our pages for Bath, Bristol and Cardiff, or book a 30-minute call.
FAQs
What is Airbnb's single service fee?
It replaces the old split fee, where hosts paid about 3% and guests paid a separate service fee. Under the single fee, most hosts pay 15.5% of the booking and guests see one price with no separate Airbnb service fee added.
What happens if I didn't adjust my prices?
Your nightly payout is lower. Airbnb's own example: a listing left at £100 a night now earns £84.50 instead of £97, and guests see £100.
Does the 15.5% fee apply to my cleaning fee?
Yes. Airbnb says the single fee applies to the nightly price and any fees you add, such as a cleaning, pet or extra guest fee.
Can my co-host adjust my prices for the new fee?
Not with Airbnb's one-time price adjustment tool. Airbnb says co-hosts can't use it, so the listing owner has to. Co-hosts can still check prices, discounts and software settings afterwards.
Does the change affect bookings I already had?
No. The single fee applies only to bookings made after your account switched. Bookings made before the switch keep the old fees, even if the stay happens later.
General information, not legal or tax advice.